ITEM 4.1ITEM 4_1
TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone; 763.231 .5840
Facsimile: 763.427.0520
TPQ@PlanningCo.com
PLANNING REPORT
TO: Otsego Planning Commission
FROM: Daniel Licht, AICP
RE: Otsego — Sausser Addition
REPORT DATE: 2 March 2017
ACTION DEADLINE: 31 March 2017
TPC FILE: 101.02
BACKGROUND
Mr. William Sausser owns a 40.28 acre parcel north of 60th Street between Oakwood Avenue
and Packard Avenue developed with one single family dwelling. The subject site is guided by
the Comprehensive Plan for future low density residential uses and is currently zoned A-1,
Agriculture Rural Service District. The property owner is requesting approval of a Zoning Map
amendment rezoning to A-2, Agriculture Long Range Urban Service District, a CUP allowing lot
areas in the A-2 District with less than 20 acres, and a preliminary/final plat to subdivide three
lots. A public hearing has been noticed for the Planning Commission meeting on 6 March 2017
to consider the application.
Exhibits:
A. Site Location
B. Preliminary/Final Plat.
ANALYSIS
Comprehensive Plan. The subject site is guided for future low density residential uses within
Urban Service Expansion Area E2 by the 2012 Comprehensive Plan. Until such time as sanitary
sewer and water utilities area available to the subject site, the interim land use plan policies of
the 2012 Comprehensive Plan limit development density to 1 dwelling unit per 10 acres. The
subject site is allowed four development rights. The existing single family dwelling accounts for
one of the development rights and the three lots proposed by the preliminary/final plat will
utilize the remaining three development rights. All of the parcels must be deed restricted to
prohibit further subdivision until rezoned to allow for future development of low density
residential uses served by sanitary sewer and water utilities as guided by the Comprehensive
Plan,
Zoning. The subject site is zoned A-1 District, which allows development of single family
dwellings at a density of one dwelling unit per 40 acres and minimum lot size of 20 acres for lots
established after October 2002. The applicant is requesting a rezoning of the subject site to A-2
District allowing for development at one dwelling unit per 10 acres and subdivision of three lots
each with less than 20 acres in area for a single family dwelling by approval of a conditional use
permit consistent with the interim land use plan established by the Comprehensive Plan. The
existing single family dwelling will remain within a 32.87 acre lot as a permitted use.
Lot Requirements. Lots within the A-2 District must have a minimum area of 20 acres and
minimum width of 450 feet. To maintain contiguous tracts of land for future urban
development, the A-2 District requires that subdivided lots conform either to this minimum lot
area of 20 acres or that all but one lot not exceed 2.5 acres in area subject to approval of a
conditional use permit. The applicant is proposing to subdivide the existing single family
dwelling onto a lot having an area of 32.87 acres and subdivide three lots with an area of 2.0
acres or less. Section 20-52-5.H of the Zoning Ordinance allows for the creation of lots less than
20 acres in area within the A-2 District by conditional use permit based on compliance with the
following criteria:
All other applicable requirements of Section 20-52-6 of this Chapter are
complied with.
2. A concept plan utilizing all development rights allowed by Section 20-52-
6.8 of this Chapter is submitted and recorded with the subdivision.
3. Lots are to be clustered and the overall subdivision designed in such a
manner so as to provide for logical future street and utility extensions.
4. No lot shall be less than one (1) acre in size or 150 feet in width.
5. The maximum lot size for clustered lots in the Urban Service Reserve Area
shall be two and one-half (2.5) acres except if one of the following
conditions is met:
a. Topography, soils, wetlands, or other natural features dictate a
larger minimum lot area.
PA
b. The location of existing buildings cannot be fully accommodated in
compliance with applicable setback requirements of Section 20-
52-6. C of this Chapter.
C. One (1) development right as allowed by Section 20-52-6.8 of this
Chapter is used for a dwelling located on the present parcel
outside of the residential cluster.
6. A resubdivision plan for future division of each lot with availability of
municipal sanitary sewer service is submitted and recorded on the deed
for each lot. Principal and accessory buildings shall be located on each lot
in conformance with all present and future setback requirements based
on the resubdivision plan.
7. A deed restriction is placed on the parcel exercising development rights
and all subdivided lots to prohibit additional subdivision unless is
conforms to applicable zoning district requirements.
8. Each lot is capable of accommodating a private well and septic system.
9. The provisions of Section 20-4-2.F of this Chapter are considered and
satisfactorily met.
The three proposed lots all front to 601h Street. Two lots are clustered at the southwest corner
of the parcel with a 60 foot corridor between for a future public right-of-way to be developed
with subdivision of the 32.87 acre parcel when sanitary sewer and water utilities are available.
The third proposed lot is located at the southeast corner of the subject site. The design of the
proposed preliminary/final plat is appropriate for ensuring logical resubdivision of the
32.87acre parcel in the future. However, the City Engineer's office has stated that plat
documents with non-contiguous lots/blocks as shown are not acceptable; as such the 32.87
acre parcel must also be included in the preliminary/final plat as a lot.
Access. The subject site and existing single family dwelling is accessed from 60th Street, which
is a gravel rural section roadway within prescriptive easement. The 2012 Transportation Plan
designates 60th Street as a future major residential collector street. The preliminary/final plat
provides for dedication of 40 feet of the north half of 60th Street consistent with the right-of-
way requirements established by the Subdivision Ordinance and Engineering Manual. Direct
lot access to major residential collector streets is prohibited. Access to the proposed two lots
at the southwest corner of the subject site will be allowed via a shared driveway within the 60
foot wide future public right-of-way, which would be replaced by a public street upon future
subdivision of the 32.87 acre parcel when sanitary sewer and water utilities are available. The
proposed lot at the southeast corner of the subject site should be shifted 30 feet west and a 30
foot wide outlot deeded to the City for future right-of-way for when the parcel to the east is
subdivided. The lot will be required to locate its driveway to access 60th Street within the
outlot, which will eventually be replaced by public street.
Setbacks. The table below illustrates the required setbacks applicable to the subject sites and
the proposed lots to be subdivided. The proposed lots will be required provide for a 35 foot
setback for the future local streets between the two proposed lots at the southwest corner of
the subject site and the outlot to the east of the proposed lot at the southeast corner of the
subject site. Setbacks from wetlands as required by Section 20-16-5.F.4.b of the Zoning
Ordinance must also be shown on the preliminary/final plat.
Minimum Setbacks
601h St.
Future
Side
Rear
Wetland
Local St.
65 ft.
35ft.
10 ft.
50 ft.
40ft.
Grading Plan. No grading plan has been submitted for the proposed subdivision. The
applicant is required to provide a wetland delineation report for the preliminary/final plat. A
vegetative buffer overlaid by conservation and drainage and utility easements is required for
all delineated wetlands by Section 20-16-5.F.4.d of the Zoning Ordinance. The wetland
delineation report and all grading, drainage, and erosion control issues are subject to review
and approval of the City Engineer.
Easements. Section 21-7-15 of the Subdivision Ordinance requires 10 foot wide drainage and
utility easements at the perimeter of the proposed lot. The required drainage and utility
easements are shown on the preliminary/final plat and are subject to review and approval by
the City Engineer.
Utilities. The proposed lots would be served by individual on-site septic and well utilities. The
applicant has submitted soil boring reports for the proposed subdivision. Construction of a
single family dwelling on each of the three lots will require provision of a septic system with
primary and secondary drainfield sites. The suitability of the lots to accommodate on site
utilities is subject to review and approval by the City Engineer.
Park and Trail Dedication. The subdivision of the subject site to create three additional lots
requires dedication of land or payment of a cash fee in lieu of land for park and trail dedication.
City staff recommends that the applicant pay a cash fee in lieu of land for the three additional
lots subdivided by the preliminary/final plat satisfying park and trail dedication requirements
due with this application.
Development Agreement. There are no public improvements to be constructed as part of the
preliminary/final plat. As such, it is not necessary for the applicant to execute a development
agreement with the City for the preliminary/final plat.
11
Criteria. Consideration of the requested Zoning Map amendment and conditional use permit
applications is to be based upon, but not limited to, the criteria outlined in Section 20-3-2.F and
Section 20-4-2.F of the Zoning Ordinance:
The proposed action's consistency with the specific policies and provisions of the official
City Comprehensive Plan.
Comment: The Comprehensive Plan guides the subject site for future low density
residential uses with interim rural land uses until sanitary sewer and water utilities are
available. The proposed rezoning will allow for a subdivision of three rural single family
lots consistent with the interim land use plan.
2. The proposed use's compatibility with present and future land uses of the area.
Comment: Surrounding land uses currently consist of cultivated fields as well as an
approved future electric substation for Wright -Hennepin abutting the southwest corner
of the subject site. The surrounding area will remain in rural land uses until such time as
urban services are available. The proposed subdivision will be compatible with the
existing and planned land uses surrounding the subject site.
3. The proposed use's conformity with all performance standards contained within the
Zoning Ordinance and other provisions of the City Code.
Comment: The proposed subdivision will conform to all requirements of the Zoning
Ordinance, Subdivision Ordinance, and Engineering Manual.
4. Traffic generation by the proposed use in relation to the capabilities of streets serving
the property.
Comment: The proposed use is not anticipated to generate traffic that will overwhelm
the capabilities of the existing streets serving the property.
5. The proposed use can be accommodated by existing public services and facilities and
will not overburden the City's service capacity.
Comment: The proposed subdivision can be accommodated by the City's existing service
capacity.
RECOMMENDATION
City staff recommends approval of the requested Zoning Map amendment, CUP, and
preliminary/final plat to subdivide three rural single family lots from the existing 40.28 acre
parcel as outlined below.
5
POSSIBLE ACTIONS
Decision 1— Zoning Map Amendment
A. Motion to approve a Zoning Map amendment rezoning the subject site from A-1 District
to A-2 District based on a finding that the request is consistent with the Comprehensive
Plan.
B. Motion to deny the application based on a finding that the request is inconsistent with
the Comprehensive Plan.
C. Motion to table.
Decision 2 — Conditional Use Permit and Preliminary/Final Plat
A. Motion to approve a conditional use permit allowing administrative subdivision of a lot
with an area less than 20 acres within the A-2 District, and the preliminary/final plat of
the Sausser Addition, subject to the following conditions:
All of the lots within the preliminary/final plat shall be deed restricted to prohibit
further subdivision until such time as rezoned to allow for future land uses as
guided by the Comprehensive Plan with availability of sanitary sewer and water
utilities.
2. The preliminary/final plat shall be revised to:
Include the 32.87 acre parcel as platted lot and all lots shall be designated
as being within Block 1.
b. Shift the lot at the southeast corner 30 feet to the west; the area
between the east line of said lot and the east plat line shall be platted as
an outlot deeded to the City as future right-of-way.
3. No direct lot access to 60th Street, other than the existing driveway accessing the
existing single family dwelling, shall be permitted.
4. The two proposed lots at the southwest corner of the plat shall be required to
utilize a shared driveway from 60th Street within the 60 foot wide future right-of-
way corridor; an ingress/egress easement terminating upon dedication of the 60
foot wide corridor as public right-of-way and construction of a public street shall
be recorded to allow for the required shared access.
31
5. The proposed lot at the southwest corner of the plat shall be required to utilize a
driveway from 60th Street within the abutting outlot, with said access to be
provided via a public street constructed within the outlot in the future upon
subdivision of the 32.87 acre parcel or abutting parcel to the east.
6. All lots shall be subject to the following setback requirements:
Minimum Setbacks
60`h St.
Future
Side
Rear
Wetland
Local St.
65 ft.
35ft.
10 ft.
50 ft.
40ft.
7. The applicant shall provide a wetland delineation report for the preliminary/final
plat. A vegetative buffer overlaid by conservation and drainage and utility
easements is required by Section 20-16-5.F.4.d of the Zoning Ordinance at the
perimeter of all delineated wetlands. The wetland delineation report shall be
subject to review and approval of the City Engineer.
8. All grading, drainage, and erosion control issues shall be subject to review and
approval of the City Engineer.
9. All drainage and utility easements as required by Section 21-7-15 of the
Subdivision Ordinance are subject to review and approval of the City Engineer.
10. The ability of the proposed lots to accommodate on-site septic and well utilities
shall be subject to review and approval by the City Engineer.
11. The applicant shall pay a cash fee in lieu of land to satisfy park and trail
dedication requirements for three lots upon approval of the preliminary/final
plat.
B. Motion to deny the application based on a Comment that the request is inconsistent
with the Comprehensive Plan, Zoning Ordinance and/or Subdivision Ordinance.
C. Adam Flaherty, Interim City Administrator
Tami Loff, City Clerk
Andy MacArthur, City Attorney
Ron Wagner, City Engineer
William Sausser
7
1185
38
60aTiH
rtZrr,7 7.
w _ - 114800042100 1148 00041100114800{
Q 144800042200_ I }
1.114144001170 �
w ✓
a "b"
r 1.148000441001 000
55TH.ST;NE
ST5'4
y
SJ� 114800043100
44L -
•J o I , �, �Ilf�• 1�yr .,�
Overview
Legend
Roads
—•CSAHCL
®CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City lTowns hip Limits
❑ c
❑t
oParcels
f
1185003 2200 118500332100
118500321102
4
-:
Lu
Z
�►
1185003211'03
'
_
118500342:
i�?�
FR; .7.TH,.CIR��NE
K/
-
118500321403
I
=j
R
_ 118500343
41135,00324100
118500333101
11850,0334101 11850034
118500324103 F1
3 62NDtST
118500324400.'=
118500333300
:118500334300
-
1185003344001185003433
60aTiH
rtZrr,7 7.
w _ - 114800042100 1148 00041100114800{
Q 144800042200_ I }
1.114144001170 �
w ✓
a "b"
r 1.148000441001 000
55TH.ST;NE
ST5'4
y
SJ� 114800043100
44L -
•J o I , �, �Ilf�• 1�yr .,�
Overview
Legend
Roads
—•CSAHCL
®CTYCL
— MUNICL
— PRIVATECL
— TWPCL
Highways
Interstate
— State Hwy
— US Hwy
City lTowns hip Limits
❑ c
❑t
oParcels
PREPARED FOR.
orjTla 7S 445 I iA ^:330
{], 76,}-iA1-41.13
SOIL TESTING BY:
Ymm SEM -CES. we
PAA 931 455.
10631E w 55353
M- 33-3YR-77ffi
rYYLL}p 118-54P-3373�3WS7
AL"SDL'7J, iTd75TEE
6104 OJJ'Wm A\E. 'ra>=
oTsrxo. ta. xsso
0
w
PRELIMINARY PUT OF SAUSSER ADDITION
CITY OF 07NEGQ MINNESOTA
ZONED: A— I A6RICUL TURAL RURAL SERVKE AREA
JpP� FL J]Bis 115-5+04-334101
U
P721�T�.
Nfii TN Ld1E OF IW SW 1/4 ff ]7f SE 114
N 8627'27' E
I.
•� 11 ■EB.AAID
-
-
�r
0�
�O�
32.37 ACRES
DaytNG BL&OW SIF
mar AV -LVED AV nwT J
--940----
n
P -.C. 118-'JOG-J343C0
tow WTH 51R. NE
OTSE= w 55330
- 70
F'A ]lr1-M>-33N8]
Q�A$�� A/11.51K
g t 1ert7v, w s0.vD
m 116-500-334404
DN04LL CoWNfY 79JST
DALE t GOL kD ZADUM
P.M 801 151
HAHMM MN $�}Fi
TAXW _AC_
2TT 1C Mi ADW; r PO BOX 179
mavTj lo,,boww WTA -16M.2
P. 7113-295_ t FAX 763-295-JACW
7H LAE oL ORE Sw 0 OF rHc SE
I
PID: 114-83--4 1106
GARY 8 PAIL 806M NW
14671 GM STB. W-
P9c 114--�1D10+T1D0
I E171 ROVER. w --4=
CERND E LOa
&-= 00iC A ME W -
WL 5SJ-M
IL
PQ H8-500-333444
- - - - - -
WAAW
1wW7�61 CO-OP F1E['
6600 9£C7Ac OfMtE.
644_ABLHD
Roti' LliE-�
£A�'
ROCKF � 55M
I
m
�_�
L _-
-_
66 E-266
---------
A6tF+a) !!
-
t
Ori' T
--
---'-
"CA£
- -$ Rao
I
_L �
----------
TAXW _AC_
2TT 1C Mi ADW; r PO BOX 179
mavTj lo,,boww WTA -16M.2
P. 7113-295_ t FAX 763-295-JACW
7H LAE oL ORE Sw 0 OF rHc SE
I
PID: 114-83--4 1106
GARY 8 PAIL 806M NW
14671 GM STB. W-
P9c 114--�1D10+T1D0
I E171 ROVER. w --4=
CERND E LOa
&-= 00iC A ME W -
WL 5SJ-M
t POLN - t0U FEET
ppK E3
ojoNi MDNLAIENT FCta7 A
:F1iN 1 Sc t CAPPEJ RLS
LEGAL OESM"m : PART OF THE SW 1/4 OF THE SE 1/4 OF SET:. 33. TW.121, RGE 23,
Ir VG T COUNTY tL61lCSIO1'A.
BEARING OR01TA" : IM SOUTH UNE OF THE SW 1/4 OF THE SE 1/4 OF SEC71ON 33.
TOWSW SW 121, RANGE 23 tS ASSI ED TO BEAR SOUTH 86'56'38' NEST
TOTAL PLAT AREA - 721 ACRES
CRAM CE AAA VTVTT EA_ga"TS ARE SHOW T IR
n 1
7 _N
SEM 6 FEET N wADIK L"ms oTtjEwm E FDLGATED, ND ADJDM WG LOT
L/FS, AND 12 FEET N WDTM NID AOJOR" SrrFFT LWM AS WaM ON
PUT.
11€RMY CER7'FT TH T MS SLGiI RAN CR REPMT WAS PEFAl
BY hE OR LoAgo W O6ECT S0FER4t9W A?® TKAT I NI OILY fE0.5:4 ]
LAND 90RMEYT]7 L49" THE LA11& STATE OF pWBOMOU-
2
iAYiDZ 157.M 1:1 DATE
ee+r.v H1 OEDW BM slow PAGE' 9EE7 O`: SLUE aA lE n6lawr Fif NGt
=ti TAYLCk D. TA*.L,CR L-130, 94 1 1X=1908. OD/15nd 151]5